臺灣博碩士論文加值系統

成本法為不動產估價三大方法之ㄧ，雖然一般於有交易案例之市場多以比較法為主，成本法仍有互相檢驗估值之需要，且無買賣或收益交易，更需仰賴成本法。成本價格求算過程中，累積折舊的掌握相當關鍵。由於影響不動產價值衰退的主要原因為折舊，其估算往往牽涉了許多複雜的過程；惟以往許多文獻在探討不動產之折舊路徑時，由於房地價值不易拆分，多直接採用房地總價，因此不免忽略了土地無實體損壞與功能性退化的折舊因素，可能因此造成折舊額與折舊率估算失真。

為突破以往未拆分土地價值計算折舊，本文以98年至101年台北市估算基準地時所蒐集共876筆房地交易案例資料，由交易總價中扣除車位計價後，透過估價方法逐筆計算個案建物價值比例，俾分離出建物價值。另過往文獻中多談到不動產價格具有空間自相關特性，本文考量此點，除傳統特徵價格模型外，更加入空間迴歸統計進行實證分析。實證結果顯示住宅折舊路徑為凸型，折舊適合以定率法或年數合計法詮釋。而自總價分離土地價格後，相較於房地總價模型之折舊率高，樣本平均年數47年之建物平均折舊率為2.10%，不動產則為1.04%;就模型而言，空間誤差模型則為首選。

The Cost Approach is one of the three major approaches to value. Although the Sales Comparison Approach is applied in principle in sales transaction frequently market, the Cost Approach is still necessary for value check. Besides, we must rely on the Cost Approach when there is no sale or rental transaction. The accrued depreciation is vital in the process of cost value appraisal. The depreciation, the main factor affecting the value loss of property, involves lots of complicated proceeding. However, due to the difficulty to uncouple the land and building value, the problem that land should not have physical deterioration and functional obsolescence is inevitably ignored and might lead to miscalculation of depreciation.

Using 876 transaction data of improved property, this paper extracts the land value applying appraisal methods; followed by multiple regressions with dependent variable on the value of building. Considering spatial autocorrelation might occur in real estate prices according to past literatures; hence, we use Spatial Autoregression Model to solve this problem. The empirical outcome shows the depreciation path is convex, similar to Fixed-Percentage method and The Sum of Years Digits method. In addition, the depreciation rate for building is higher(2.10%>1.04%) compare to depreciation of improved property. Spatial Error Model(SEM) is better than Ordinary Least Squares Estimator(OLS)。

目錄
第一章 緒論-P1
第一節 研究動機與目的研究動機與目的-P3
第二節 研究範圍與內容研究範圍與內容-P4
第三節 研究方法-P6
第四節 研究架構與流程研究架構與流程-P8
第二章 相關文獻回顧與分析
第一節 不動產之折舊成因與路徑相關研究-P10
第二節 房地價格分析相關研究回顧-P16
第三節 空間自相關模型研究回顧-P19
第三章 研究設計
第一節 資料及變數選取說明-P23
第二節 樣本敘述統計及預期符號說明-P28
第三節 模型設定-P33
第四章 實證分析
第一節 迴歸模型實證與分析-P35
第二節 折舊率推估與路徑模擬-P49
第五章 結論與建議
第一節 結論-P59
第二節 建議-P62

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